This is a real estate market activity report for the Emery Park neighborhood in the city of Alhambra which is located in the West San Gabriel Valley in Los Angeles County. In this report I will share information for sales activity for 2016 with a comparison to the last four years. In addition, I will recap the number of homes on the market for sale and in escrow.

Statistical information in this report has been gathered from our local multiple listing service(mls) and may not include all transactions in the neighborhood.

This historic Alhambra neighborhood has tremendous architectural diversity with character and traditional style homes on its tree-lined streets as well as larger and more modern homes(many with views) in the Emery Park Hills.

For purposes of this report, I extend the boundaries just slightly of what is traditionally thought of as Emery Park and include homes in the Emery Park Hills as well. So homes in this report are located: south of Main Street, west of Fremont Avenue, Concord as the southern border and the Alhambra/Los Angeles city limit on the west.

Historically, this has been a fairly low turnover neighborhood where homeowners have lived in the neighborhood not just for years but often for decades. The area is highly convenient to shopping, dining and entertainment venues along Main Street as well as Valley Boulevard. Transportation via freeways is easily accessible. Emery Park is located just east of Downtown Los Angeles and not far from both California State University, Los Angeles(Cal State LA) and East Los Angeles College(ELAC).

2016 saw a terrific uptick in sales activity in the Emery Park neighborhood with 40 mls-reported closed sales. These transactions ranged from $395,000 to $830,000 with an average sales price of $573,237(median sales price $572,500). Over 60% sold at or above last list price for an average 99.85% and $430.25 per square foot for the year. I'd like to share one example with you. Last year, a home sold in the Hills for $500,000(a ridiculously low price even for a fixer). It later sold as flip for $830,000(list price $749,000) whcih considering its approximate 1701 square feet and pretty good view was still a good value.

In 2015 there were 26 sales reported which ranged from $392,700 to $772,000 with an average of $571,650(median $557,700). They sold at 99.45% of last list price and for an average price per square foot of $384.04.

There were 22 closed sales in 2014. The transactions ranged from $430,000 to $870,000 with an average price of $560,910(median $560,000). They sold at an average 101.58% and for $389.54 per square foot for the year.

In 2013, there were 27 transactions ranging in price from $302,500 to $730,000 with an average sales price of $500,241(median $470,000).

There were 17 Emery Park homes sold in 2012. The average price was $412,942(median $390,000).

There are just three Emery Park homes on the market for sale ranging from $577,000 to $625,000 with no homes currently in escrow. I believe this to be one of the best real estate values for single family homes in the West San Gabriel Valley and judging by the increase in the number of sales in 2016, it appears there were many who agree.

The mix of sales, size of the properties, location within the Emery Park neighborhood, condition, updates(or lack thereof) and other factors play a role when looking at the numbers in a report such as this. A more detailed look at an individual property to determine the best possible list price and marketing strategy for a homeowner who may be considering selling is always advised.

The same is true for buyers who are considering a purchase....price is important but so are terms. I am finding that many of today’s buyers are very aware of value and properties that are well-priced and well-presented are receiving the greatest amount of attention from the start.

Let’s discuss what is important to you whether you are considering selling or buying in this historic Alhambra neighborhood, elsewhere in the city or in any of the many areas I cover in my real estate practice. I can be reached at 818.516.4393 cell.

Good morning, Michael Jacobs it's nice to know there are affordable older subdivisions in your area.... I love the variety of styles in this area...anyone who is considering a purchase or selling would be wise to call you for guidance....

Hi Michael Jacobs - My husband grew up in MPK and that is why I am so familiar with the San Gabriel Valley. You do a great job with your neighborhood market reports. Buyers and sellers are in good hands with your knowledge and expertise of Alhambra and the entire San Gab Valley.

With only three available homes for sale in Alhambra-ca-Emery-Park-neighborhood- Buyers should call you Michael Jacobs for an appointment to find what is important to them . These homes will not last .

What a great variety of architectural styles in Alhambra's Emery-Park! The architecture of the third picture reminds me of several like buildings on Olympic Boulevard on the West Side. One of our friends lived there! A

I really like the diversity of some great architectural designs in this part of Pasadena. For Buyers to find the best values and know where to go to discover unique and a beautiful location to live I recommend contacting Michael Jacobs.

With your guidance buyers can't go wrong and the hunt to find that forever home, or the future home, is just a matter of quality time spent with you, Michael.

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